report of the head of planning, sport and green spaces andrews par… · major applications...

Major Applications Planning Committee - 15th September 2015PART 1 - MEMBERS, PUBLIC & PRESS

ST ANDREWS PARK HILLINGDON ROAD UXBRIDGE

Erection of 249 dwellings comprising 3no studio apartments, 92no. 1bedapartments, 130no. 2 bed apartments, 24no. 3 bed apartments together withassociated parking and landscaping, and all details required by Conditions 2and 3 relating to the reserved matters of layout, scale, appearance andlandscaping.

Report of the Head of Planning, Sport and Green Spaces

Address

Development:

LBH Ref Nos: 585/APP/2015/2657

Drawing Nos: RM Residential Covering Letter(00)AP001(00)AP002(00)AP003(00)AP004 H(00)AP005 E(00)AP010 D(00)AP012 J(00)AP013 J(00)AP014 H(21)AD306 A(21)AD308(21)AD307 B(21)AS305 C(21)AD311 D(21)AD312 D(00)AP401 D(00)AP402 D(00)AP404 D5105977-ATK-UXB-TCE-DR-C-0204 P015105977-ATK-UXB-TCE-DR-C-0200 P025105977-ATK-UXB-TCE-DR-C-1301 P03P109-2444-Resi-BBDP_STM/UXB/RMR/9(00)AP031 J(00)AS111 B(00)AS114 E(00)AP015 G(00)AP016 G(00)AP017 E(00)AP018 K(00)AP019 M(00)AP020 L(00)AP021 L(00)AP022 F(00)AP025 J(00)AP026 J(00)AP027 C(00)AP033 D(00)AS101 B


(00)AS110 B(00)AS116 B(00)AE201 D(00)AE202 D(00)AE203 D(00)AE204 E(00)AE205 E(00)AE206 C(00)AE208 C(00)AE209 C(00)AE211 C(00)AE212 D(21)AD301 E(21)AD302 F(21)AD303 F(21)AS304 B(00)AP405 A(00)AP410 C(00)AP412(74)AP701 B2152-STM-LA-02 P22152-STM-LA-03 P12152-STM-LA-05 P12152-STM-PP-02 P22152-STM-TS-01 P1DAS_Inclusive Access_GF(00)AP029 K5105977-ATK-UXB-TCE-DR-C-0101 P105105977-ATK-UXB-TCE-DR-C-0102 P022152-STM-TS-02 P15105977-ATK-UXB-TCE-DR-C-0103 P025105977-ATK-UXB-TCE-DR-C-0104 P025105977-ATK-UXB-TCE-DR-C-0105 P025105977-ATK-UXB-TCE-DR-C-0106 P025105977-ATK-UXB-TCE-DR-C-0201 P025105977-ATK-UXB-TCE-DR-C-0202 P025105977-ATK-UXB-TCE-DR-C-0203 P02(00)AP403 E(00)AE207 E(00)AP028 K(00)AP024 L(00)AE210 D(00)AP032 C(00)AP030 K(00)AP023 L(00)AP011 G2152-STM-PP-03 P32152-STM-DT05 Rev ADAS_Inclusive Access_LGF_1(21)AS308 (Typical Fabric Section)


14/07/2015Date Plans Received: 01/09/201503/09/201514/07/201502/09/2015

Date(s) of Amendment(s):

1. SUMMARY

The application seeks to discharge the reserved matters relating to Layout, Scale,Appearance and Landscaping for 249 residential units within the Town Centre Extension ofthe St Andrew's Park development.

The application site forms part of St Andrews Park (the former RAF Uxbridge Site), forwhich outline consent was granted under application reference 585/APP/2009/2752 for aresidential led, mixed-use development. The Reserved Matters application relates to atriangular plot of land, located in the eastern area of the Town Centre Extension Phase ofthe St Andrews Park Site.

The proposed development has been designed in accordance with the parameter plansand design code, which were approved at outline stage and the Section 73 application forthe Town Centre Extension Phase of the St Andrew's Park development. The design andappearance of the buildings are considered to have a positive impact on the visualamenities of the surrounding area.

The overall development will provide a significant number of residential units in accordancewith the outline consent, therefore, the application is recommended for approval.

COM4 Accordance with Approved Plans

The development hereby permitted shall not be carried out except in complete accordancewith the details shown on the submitted plans, numbers:(00)AP001(00)AP002(00)AP003(00)AP004 H(00)AP005 E(00)AP010 D

1

2. RECOMMENDATION

14/07/2015Date Application Valid:

That delegated powers be given to the Head of Planning and Enforcement to grantplanning permission subject to consent being issued for the new Town CentreExtension layout as proposed under application reference 585/APP/2015/84, andthat if approved the following conditions be imposed subject to changes negotiatedby the Head of Planning and Enforcement prior to issuing the decision:


(00)AP011 G(00)AP012 J(00)AP013 J(00)AP014 H(00)AP015 G(00)AP016 G(00)AP017 E(00)AP018 K(00)AP019 M(00)AP020 L(00)AP021 L(00)AP022 F(00)AP023 L(00)AP024 L(00)AP025 J(00)AP026 J(00)AP027 C(00)AP028 K(00)AP029 K(00)AP030 K(00)AP031 J(00)AP032 C(00)AP033 D(00)AS101 B(00)AS110 B(00)AS111 B(00)AS114 E(00)AS116 B(00)AE201 D(00)AE202 D(00)AE203 D(00)AE204 E(00)AE205 E(00)AE206 C(00)AE207 E(00)AE208 C(00)AE209 C(00)AE210 D(00)AE211 C(00)AE212 D(21)AD301 E(21)AD302 F(21)AD303 F(21)AS304 B(21)AS305 C(21)AD306 A(21)AD308(21)AD307 B(21)AD311 D(21)AD312 D(00)AP401 D


COM5 General compliance with supporting documentation

(00)AP402 D(00)AP403 G(00)AP404 D(00)AP405 A(00)AP410 C(00)AP412(74)AP701 B2152-STM-LA-02 P22152-STM-LA-03 P12152-STM-LA-05 P12152-STM-PP-02 P22152-STM-PP-03 P32152-STM-TS-01 P12152-STM-TS-02 P12152-STM-DT-05 Rev A5105977-ATK-UXB-TCE-DR-C-0101 P105105977-ATK-UXB-TCE-DR-C-0102 P025105977-ATK-UXB-TCE-DR-C-0103 P025105977-ATK-UXB-TCE-DR-C-0104 P025105977-ATK-UXB-TCE-DR-C-0105 P025105977-ATK-UXB-TCE-DR-C-0106 P025105977-ATK-UXB-TCE-DR-C-0201 P025105977-ATK-UXB-TCE-DR-C-0202 P025105977-ATK-UXB-TCE-DR-C-0203 P025105977-ATK-UXB-TCE-DR-C-0204 P015105977-ATK-UXB-TCE-DR-C-0200 P025105977-ATK-UXB-TCE-DR-C-1301 P03P109-2444-Resi-BBDP_STM/UXB/RMR/9(21) AS308; and shall thereafter be retained/maintained for as long as the developmentremains in existence. REASONTo ensure the development complies with the provisions Hillingdon Local Plan: Part TwoSaved UDP Policies (November 2012) and the London Plan (2015).

The development hereby permitted shall not be occupied until the following has beencompleted in accordance with the specified supporting plans and/or documents:Design and Access StatementArboricultural Impact AssessmentLandscape Management SpecificationLandscape SpecificationTree Protection Method StatementPlanning StatementTransport Statement

Thereafter the development shall be retained/maintained in accordance with these detailsfor as long as the development remains in existence

REASON

2


COM27 Traffic Arrangements - submission of details

To ensure that the development complies with the objectives of Policies . SpecifyHillingdon Local Plan: Part Two Saved UDP Policies (November 2012)

Development shall not begin until details of all traffic arrangements (including whereappropriate carriageways, footways, turning space, safety strips, sight lines at roadjunctions, kerb radii, car parking areas and marking out of spaces, allocation of parkingspaces, loading facilities, closure of existing access and means of surfacing) have beensubmitted to and approved in writing by the Local Planning Authority. The approveddevelopment shall not be occupied until all such works have been constructed inaccordance with the approved details. Thereafter, the parking areas, sight lines andloading areas must be permanently retained and used for no other purpose at any time.Disabled parking bays shall be a minimum of 4.8m long by 3.6m wide, or at least 3.0m widewhere two adjacent bays may share an unloading area.

REASONTo ensure pedestrian and vehicular safety and convenience and to ensure adequate off-street parking, and loading facilities in compliance with Policy AM14 Hillingdon Local Plan:Part Two Saved UDP Policies (November 2012) and Chapter 6 of the London Plan (2015)

3

I52

I53

Compulsory Informative (1)

Compulsory Informative (2)

1

2

INFORMATIVES

The decision to GRANT planning permission has been taken having regard to all relevantplanning legislation, regulations, guidance, circulars and Council policies, including TheHuman Rights Act (1998) (HRA 1998) which makes it unlawful for the Council to actincompatibly with Convention rights, specifically Article 6 (right to a fair hearing); Article 8(right to respect for private and family life); Article 1 of the First Protocol (protection ofproperty) and Article 14 (prohibition of discrimination).

The decision to GRANT planning permission has been taken having regard to the policiesand proposals in the Hillingdon Unitary Development Plan Saved Policies (September2007) as incorporated into the Hillingdon Local Plan (2012) set out below, includingSupplementary Planning Guidance, and to all relevant material considerations, includingthe London Plan (2015) and national guidance.

AM2

AM7AM8

AM9

AM13

Development proposals - assessment of traffic generation, impact oncongestion and public transport availability and capacityConsideration of traffic generated by proposed developments.Priority consideration to pedestrians in the design and implementatioof road construction and traffic management schemesProvision of cycle routes, consideration of cyclists' needs in design ofhighway improvement schemes, provision of cycle parking facilitiesAM13 Increasing the ease of movement for frail and elderly peopleand people with disabilities in development schemes through (whereappropriate): - (i) Dial-a-ride and mobility bus services(ii) Shopmobility schemes(iii) Convenient parking spaces(iv) Design of road, footway, parking and pedestrian and streetfurniture schemes


AM14BE13BE18BE19

BE20BE21BE22

BE23BE24

BE38

H4H5OE1

OE11

OE5OE7

OE8

OL5LPP 2.6LPP 2.8LPP 3.1LPP 3.3LPP 3.4LPP 3.5LPP 3.6

LPP 3.7LPP 3.8LPP 3.9LPP 3.10LPP 3.11LPP 5.1LPP 5.2LPP 5.3LPP 5.7LPP 5.10LPP 5.13LPP 5.12LPP 6.1LPP 6.7LPP 6.9LPP 6.10

New development and car parking standards.New development must harmonise with the existing street scene.Design considerations - pedestrian security and safetyNew development must improve or complement the character of thearea.Daylight and sunlight considerations.Siting, bulk and proximity of new buildings/extensions.Residential extensions/buildings of two or more storeys.

Requires the provision of adequate amenity space.Requires new development to ensure adequate levels of privacy toneighbours.Retention of topographical and landscape features and provision ofnew planting and landscaping in development proposals.Mix of housing unitsDwellings suitable for large familiesProtection of the character and amenities of surrounding propertiesand the local areaDevelopment involving hazardous substances and contaminated land- requirement for ameliorative measuresSiting of noise-sensitive developmentsDevelopment in areas likely to flooding - requirement for floodprotection measuresDevelopment likely to result in increased flood risk due to additionalsurface water run-off - requirement for attenuation measuresDevelopment proposals adjacent to the Green Belt(2015) Outer London: vision and strategy(2015) Outer London: Transport(2015) Ensuring equal life chances for all(2015) Increasing housing supply(2015) Optimising housing potential(2015) Quality and design of housing developments(2015) Children and young people's play and informal recreation(strategies) facilities(2015) Large residential developments(2015) Housing Choice(2015) Mixed and Balanced Communities(2015) Definition of affordable housing(2015) Affordable housing targets(2015) Climate Change Mitigation(2015) Minimising Carbon Dioxide Emissions(2015) Sustainable design and construction(2015) Renewable energy(2015) Urban Greening(2015) Sustainable drainage(2015) Flood risk management(2015) Strategic Approach(2015) Better Streets and Surface Transport(2015) Cycling(2015) Walking


3.1 Site and Locality

The application site forms part of St Andrews Park (the former RAF Uxbridge Site), for whichoutline consent was granted under application reference 585/APP/2009/2752 for aresidential led, mixed-use development.

The Reserved Matters application relates to a triangular plot of land, located in the easternarea of the Town Centre Extension Phase of the St Andrews Park Site. To the west of theapplication site are the remaining elements of the Town Centre Extension (hotel, theatre,retail, cinema and residential uses). To the north of the application site is part of Phase 5 ofSt Andrews Park, which will consist of sheltered housing, residential properties or a mixtureof these uses. To the east are further residential units known as 'The Dice' buildings andbeyond is the northern part of the district park which is located within the green belt. To thesouth are further residential phases of the St Andrew's Park development.

The site is situated within a Developed Area as identified in the policies of the HillingdonLocal Plan (November 2012).

3.2 Proposed Scheme

The application seeks to discharge the reserved matters relating to Layout, Scale,Appearance and Landscaping for the a triangular plot of land within the Town CentreExtension that has been approved for residential use. The proposal is for the erection of 249dwellings comprising four separate buildings providing 3no. studio apartments, 92no. 1bedapartments, 130no. 2 bed apartments, 24no. 3 bed apartments together with associatedparking and landscaping. In accordance with Condition 29 on the outline planningpermission, 24 wheelchair accessible units are provided.

The 249 units in this reserved matters application are to be constructed in four apartmentblocks with a combination of basement and ground level parking. The buildings have beenarranged as a series of blocks running west to east. The vehicular entrances to thebasement car parks are accessed from Grays Road. The majority of pedestrian entrancesare accessed from within the development site, with the exception of an access to Block Awhich is on St Andrew's Road.

3. CONSIDERATIONS

LPP 6.13LPP 7.1LPP 7.2LPP 7.3LPP 7.4LPP 7.5LPP 7.6LPP 7.14LPP 7.15

LPP 8.1LPP 8.2LPP 8.3

(2015) Parking(2015) Lifetime Neighbourhoods(2015) An inclusive environment(2015) Designing out crime(2015) Local character(2015) Public realm(2015) Architecture(2015) Improving air quality(2015) Reducing noise and and managing noise, improving andenhancing the acoustic environment and promoting appropriatesoundscapes.(2015) Implementation(2015) Planning obligations(2015) Community infrastructure levy


Planning permission was approved on 18th January 2012 under application reference585/APP/2009/2752 for the following:

1. Outline application (all matters reserved, except for access) including demolition of someexisting buildings and:a. Creation of up to 1,296 residential dwellings (Class C3) of between 2 to 6 residentialstoreys;b. Creation of up to 77 one-bedroom assisted living retirement accommodation of between 3to 4 storeys;c. Creation of a three-form entry primary school of 2 storeys;d. Creation of a hotel (Class C1) of 5 storeys of up to 90 beds;e. Creation of a 1,200 seat theatre with ancillary cafe (Sui Generis); office (Class B1a) of upto 13,860 sq m; in buildings of between 4 to 6 storeys as well as a tower element associatedwith the theatre of up to 30m;f. Creation of a local centre to provide up to 150 sq m of retail (Class A1 and A2) and 225 sqm GP surgery (Class D1); means of access and improvements to pedestrian linkages to theUxbridge Town Centre; car parking; provision of public open space including a district park;landscaping; sustainable infrastructure and servicing.

2. In addition to the above, full planning permission for:a. Creation of 28 residential dwellings (Class C3) to the north of Hillingdon House ofbetween 2 to 3 storeys as well as associated amenity space and car parking;b. Change of use of Lawrence House (Building no. 109) to provide 4 dwellings (Class C3), associated amenity space and car parking including a separate freestanding

A 'Green Link' is proposed between Blocks B and C which will provide a pedestrian linkbetween the Town Centre and the District Park. It is proposed that this link is one-way todeter through-traffic. Private courtyards are provided between the blocks, which will provideshared amenity space for residents.

The building heights of each of the residential blocks will increase towards the west, whichaccentuates the contrast between the urban and parkland settings. Blocks A, B and C are 5- 6 storeys, and Block D is 4 -5 storeys. The buildings have been designed to reflect theiruse as residential buildings. The primary facade materials are light cream coloured andbrown coloured bricks. Entrance cores will be in zinc cladding. Window and balcony doorswill use a copper coloured aluminium frame. The balconies will have a powder coated metalbalustrade.

In response to Council comments during the pre-application advice process the proposal hasbeen adjusted to reduce proportion of one bed units. There is also a marginal increase inthe number of residential units within this phase from the 238 units agreed at outline stage.However, there has been a shortfall in the delivery of residential units within phases 1 to 3,and therefore, the overall number of dwellings (1,340) permitted by the outline planningpermission will not be exceeded.

Affordable housing will be provided within Block D. 17% of the total number of dwellings willbe affordable. In accordance with the requirements of the outline planning permission, thedevelopment will achieve Code for Sustainable Homes Level 4, Lifetime Homes, and willinclude security measures to achieve the 'Secured by Design' accreditation.

3.3 Relevant Planning History

Comment on Relevant Planning History


garage;c. Change of use and alterations to the Carpenters building to provide 1 residential dwelling(Class C3);d. Change of use and alterations to the Sick Quarters (Building No. 91) to provide 4dwellings (Class C3) as well as associated amenity space and car parking;e. Change of use of Mons barrack block (Building No. 146A) to provide 7 dwellings (ClassC3) as well as associated amenity space and car parking;f. Change of use of the Grade II listed former cinema building to provide 600sqm Class D1/2use (no building works proposed);g. Change of use and alterations to the Grade II listed Hillingdon House to provide 600 sq mfor a restaurant (Class A3) on the ground floor and 1,500 sq m of office (Class B1) on theground, first and second floors.

Since the approval various Reserved Matters Applications relating to early Phases of thedevelopment have been submitted and approved along with numerous discharge ofconditions applications. An application for a non-material amendment to vary the PhasingPlan was approved in January 2015 (ref. 585/APP/2014/4023). This enabled the TownCentre Extension to be brought forward as and when the improving market allowed.

A further non-material amendment was submitted and approved in July 2015 (ref.585/APP/2015/1609) that allowed for an increase in height of 19m to 21m for the residentialblocks relevant to this application within the Town Centre Extension Phase.

A Section 73 application (reference 585/APP/2015/848) was submitted to alter the layout ofthe proposed Town Centre Extension. This application was approved on XXX.

4. Planning Policies and Standards

Hillingdon Local Plan: Part 1 - Strategic Policies (November 2012)Hillingdon Local Plan: Part 2 - Saved UDP Policies (November 2012)London Plan (March 2015)National Planning Policy FrameworkHillingdon Supplementary Planning Document - Residential LayoutsHillingdon Supplementary Planning Document - Residential ExtensionsHillingdon Supplementary Planning Document - Accessible HillingdonHillingdon Supplementary Planning Document - NoiseHillingdon Supplementary Planning Guidance - Air QualityHillingdon Supplementary Planning Guidance - Community Safety by DesignHillingdon Supplementary Planning Guidance - Land Contamination

PT1.BE1

PT1.EM1

PT1.EM6

PT1.EM8

(2012) Built Environment

(2012) Climate Change Adaptation and Mitigation

(2012) Flood Risk Management

(2012) Land, Water, Air and Noise

UDP / LDF Designation and London Plan

The following UDP Policies are considered relevant to the application:-

Part 1 Policies:


PT1.EM11

PT1.H1

PT1.H2

PT1.T1

(2012) Sustainable Waste Management

(2012) Housing Growth

(2012) Affordable Housing

(2012) Accessible Local Destinations

AM2

AM7

AM8

AM9

AM13

AM14

BE13

BE18

BE19

BE20

BE21

BE22

BE23

BE24

BE38

H4

H5

OE1

OE11

OE5

Development proposals - assessment of traffic generation, impact on congestionand public transport availability and capacity

Consideration of traffic generated by proposed developments.

Priority consideration to pedestrians in the design and implementation of roadconstruction and traffic management schemes

Provision of cycle routes, consideration of cyclists' needs in design of highwayimprovement schemes, provision of cycle parking facilities

AM13 Increasing the ease of movement for frail and elderly people and people withdisabilities in development schemes through (where appropriate): - (i) Dial-a-ride and mobility bus services(ii) Shopmobility schemes(iii) Convenient parking spaces(iv) Design of road, footway, parking and pedestrian and street furniture schemes

New development and car parking standards.

New development must harmonise with the existing street scene.

Design considerations - pedestrian security and safety

New development must improve or complement the character of the area.

Daylight and sunlight considerations.

Siting, bulk and proximity of new buildings/extensions.

Residential extensions/buildings of two or more storeys.

Requires the provision of adequate amenity space.

Requires new development to ensure adequate levels of privacy to neighbours.

Retention of topographical and landscape features and provision of new plantingand landscaping in development proposals.

Mix of housing units

Dwellings suitable for large families

Protection of the character and amenities of surrounding properties and the localarea

Development involving hazardous substances and contaminated land - requiremenfor ameliorative measures

Siting of noise-sensitive developments

Part 2 Policies:


OE7

OE8

OL5

LPP 2.6

LPP 2.8

LPP 3.1

LPP 3.3

LPP 3.4

LPP 3.5

LPP 3.6

LPP 3.7

LPP 3.8

LPP 3.9

LPP 3.10

LPP 3.11

LPP 5.1

LPP 5.2

LPP 5.3

LPP 5.7

LPP 5.10

LPP 5.13

LPP 5.12

LPP 6.1

LPP 6.7

LPP 6.9

LPP 6.10

LPP 6.13

LPP 7.1

LPP 7.2

LPP 7.3

LPP 7.4

LPP 7.5

LPP 7.6

LPP 7.14

LPP 7.15

LPP 8.1

Development in areas likely to flooding - requirement for flood protection measures

Development likely to result in increased flood risk due to additional surface waterrun-off - requirement for attenuation measures

Development proposals adjacent to the Green Belt

(2015) Outer London: vision and strategy

(2015) Outer London: Transport

(2015) Ensuring equal life chances for all

(2015) Increasing housing supply

(2015) Optimising housing potential

(2015) Quality and design of housing developments

(2015) Children and young people's play and informal recreation (strategies)facilities

(2015) Large residential developments

(2015) Housing Choice

(2015) Mixed and Balanced Communities

(2015) Definition of affordable housing

(2015) Affordable housing targets

(2015) Climate Change Mitigation

(2015) Minimising Carbon Dioxide Emissions

(2015) Sustainable design and construction

(2015) Renewable energy

(2015) Urban Greening

(2015) Sustainable drainage

(2015) Flood risk management

(2015) Strategic Approach

(2015) Better Streets and Surface Transport

(2015) Cycling

(2015) Walking

(2015) Parking

(2015) Lifetime Neighbourhoods

(2015) An inclusive environment

(2015) Designing out crime

(2015) Local character

(2015) Public realm

(2015) Architecture

(2015) Improving air quality

(2015) Reducing noise and and managing noise, improving and enhancing theacoustic environment and promoting appropriate soundscapes.

(2015) Implementation


LPP 8.2

LPP 8.3

(2015) Planning obligations

(2015) Community infrastructure levy

Not applicable19th August 2015

Advertisement and Site Notice5.

5.1 Advertisement Expiry Date:-

Not applicable5.2 Site Notice Expiry Date:-

6. Consultations

Internal Consultees

FLOOD AND WATER MANAGEMENT OFFICERPermeable paving and rain gardens are proposed along the original line of the swales included in theoverall agreed drainage strategy, which is generally considered acceptable subject to the detail of thedrainage and suitable controls for surface water for this area being provided.

ENVIRONMENTAL PROTECTION UNITWith reference to this application I have no adverse comments.

SENIOR TRANSPORT PLANNERI have no comments on this reserved matters application.

HIGHWAYS OFFICERThe periphery of the site has a PTAL of 4 which is 'good'. Overall there is no change in the numbersof residential units and the level of car parking provision. As such there are no changes to the tripgeneration from those granted approval at the outline stage.

The spine road (Churchill Road) carriageway is 6.1 m wide and is the only road within this residentialphase that is to be adopted. Parking bays shown on this road will be adopted too. They are not andcannot be allocated to the residents.

The proposal is for 249 dwellings comprising 3 studios, 92 one bedroom, 130 two bedroom and 24three bedroom units. The total parking provision including some on the street is 151 including 20disabled bays. Details of parking allocation need to be conditioned, with none allocated to the studios

External Consultees

Consultation letters were sent to circa 45 local owner/occupiers and the North Uxbridge Residents'Association. Site notices were also posted. No letters of objection have been received.

NATSThe proposed development has been examined from a technical safeguarding aspect and does notconflict with our safeguarding criteria.

Accordingly, NATS (En Route) Public Limited Company ("NERL") has no safeguarding objection tothe proposal.

HEATHROW AIRPORT LIMITED (HAL)We have now assessed the proposed landscaping relating to conditions 2 & 3 for the aboveapplication against safeguarding criteria and can now recommend that these conditions aredischarged from a Heathrow Airport Ltd point of view.


7.01 The principle of the development

The principle of the proposal, including the proposed residential use and scale ofdevelopment was considered and approved as part of the original outline consent (reference585/APP/2009/2752, dated 18th January 2012). The amended layout of the Town CentreExtension was considered and approved under application reference 585/APP/2015/848.

and one bedroom flats.

The standard Traffic Arrangements - submission of details Condition (COM 27) is required.

Subject to the above Condition no objections are raised on highway grounds.

CONSERVATION AND DESIGNThe final scheme appears to be as discussed and as developed during the lengthy pre-applicationnegotiations.

The blocks are large and quite urban in character, which is fairly unusual for the Borough, but are inline with the design approach of the original outline approval.

It is is anticipated that the modulation and detailing of the elevations, for example, the decorativebrickwork, cladding and elements such as the balconies; together with the varied choice of materials,in a discrete palette of colours, will be sufficient to reduce the perceived scale of the buildings. Thesefeatures will add visual interest on a number of levels- from the street, when viewed from the gardenareas and in longer views from the adjacent parkland.

The quality of the hard an soft landscaping will be vital in the success of this scheme.

ACCESS OFFICERThe details submitted with this reserved matters application demonstrate that accessibility has beenincorporated into the landscape design and into the blocks at ground floor level.

However, given the scale of this development, can you please ask for details showing the route forwheelchair users from the car area(s) to the principal entrance of each block. To ensure that therequisite level access can be achieved into all four blocks, a detailed drawing of the entrance levelthreshold, waterbar, including the design of any necessary drainage, should also be submitted.

Case Officer comments:The above comments were passed on to the developer who provided the information requested bythe Council's Access Officer.

ACCESS OFFICER (2nd comments)The red line showing the route for wheelchair users is acceptable to allow the application to progress

LANDSCAPE ARCHITECT (following a request for additional information)I consider them (the details provided) to be acceptable. However, the applicant confirmed thatadditional details are/will be prepared by their engineers with regard to the precise constructiondetailing and drainage.

It has been agreed in discussion with the Council's flood and Water Management Officer that thesefurther details are captured under the SUDS conditions (attached to the outline consent).

MAIN PLANNING ISSUES7.


7.02

7.03

7.04

7.05

7.07

Density of the proposed development

Impact on archaeology/CAs/LBs or Areas of Special Character

Airport safeguarding

Impact on the green belt

Impact on the character & appearance of the area

The principle of the development is therefore deemed acceptable.

The Reserved Matters Application proposes the creation of 249 residential units within thissection of the Town Centre Extension Phase of the wider St Andrew's Park development.This is a marginal increase in the number of residential units within this phase from the 238units agreed at outline stage. However, there has been a shortfall in the delivery ofresidential units within phases 1 to 3, and therefore, the overall number of dwellings (1,340)permitted by the outline planning permission will not be exceeded.

The increase of 11 units is not considered significant against the 238 unit density which hasalready been approved for this phase of the development through the outline consent. Assuch the proposed density is considered to be acceptable.

A condition was attached to the outline consent (reference 585/APP/2009/2752, dated 18thJanuary 2012) requesting an appropriate archaeological survey to be undertaken. A WrittenScheme of Investigation for the Archaeological Evaluation was submitted and reviewed bythe Conservation and Urban Design Officer and English Heritage who were satisfied theproposal would meet the required programme of archaeological work. The condition wastherefore discharged under application reference 585/APP/2012/2163 (dated 25/09/15).

The proposed use and general scale of development were considered and approved underthe original outline application and the Section 73 application to alter the layout of the TownCentre Extension phase of the wider St Andrews Park development site. NATS andHeathrow Airport Ltd were consulted as part of both previous applications and raised noobjections to the proposals.

A further non-material amendment was submitted and approved in July 2015 (ref.585/APP/2015/1609) that allowed for an increase in height of 19m to 21m for the residentialblocks relevant to this application within the Town Centre Extension Phase. NATS wereconsulted on the proposals and again raised no objections.

Both NATS and HAL have also been consulted on the current proposals and again haveraised no objections.

The proposed development is therefore deemed acceptable from an airport safeguardingperspective.

The proposed use, building heights and scale of development were considered andapproved under the original outline application and the Section 73 application to alter thelayout of the Town Centre Extension phase of the wider St Andrews Park development site.The proposed development is within the parameters approved under these consents and willbe partially separated from the green belt by the 'dice' residential blocks to the east.

The development is considered to be appropriately designed to ensure no significant harmwould occur to its setting adjacent to the green belt. The buildings have been aligned so thatthey are positioned east to west rather than presenting large facades onto the green belt.Therefore, the application is considered to comply with Policy OL5 of the Hillingdon LocalPlan.


7.08

7.09

7.10

Impact on neighbours

Living conditions for future occupiers

Traffic impact, Car/cycle parking, pedestrian safety

The Council's Conservation and Design Officer has been involved throughout the pre-application process and raises no objections to the design of the proposals. Residentialbuildings were approved in this location as part of the section 73 consent for thedevelopment and the buildings have been designed to a high standard with architecturalinterest.

It is is anticipated that the modulation and detailing of the elevations, for example, thedecorative brickwork, cladding and elements such as the balconies; together with the variedchoice of materials, in a discrete palette of colours, will be sufficient to reduce the perceivedscale of the buildings. These features will add visual interest on a number of levels - fromthe street, when viewed from the garden areas and in longer views from the adjacentparkland.

The design of the proposals are therefore considered to be acceptable.

The principle of residential buildings has already been approved in this location as part ofthe section 73 consent for the development. The closest existing residential properties are tothe north with the only properties within 50m of the site being derelict. Given the distance ofseparation and the existing principle of the proposals being consented the impact onneighbouring occupiers is deemed acceptable.

The proposed development maintains urban frontage to the western end of the site creating19m separation distance between proposed buildings and future phases of the town centreextension. This deviation from 21m rule has been discussed with previously with the Councilin detail and agreed as appropriate for the location. Due to the splaying nature of the layoutthe distances between 'fingers' at the western end of the site vary from 16m to 14m. These'pinch points' have been addressed by elevational treatment of the blocks and introduction ofthe angled windows. These windows ensure that there is no overlooking between oppositehabitable rooms as well as focus the room views towards the park.

All typical single bed units have a southern aspect with living space and private balconyorientated to enable views to the park as private amenity space or the 'Green Link'. All twoand three bed units will have dual aspect with living spaces and private balconies facingsouth and gaining park views. Some of the balconies have been angled to maximise parkviews.

The proposed development exceeds the Council's usual amenity space requirements, as setout by HDAS: Residential Layouts, which requires 5870 sqm. The proposed developmentwill provide a total of 6525 sqm of amenity space. This is broken down as balconies: 1460sqm, private amenity at GF level: 545 sqm and shared amenity space: 4520 sqm.

Following minor amendment to 5 units, all of the proposed flats conform with, or in mostcases, exceed the minimum floor space standards required by the London Plan (March2015).

The periphery of the site has a PTAL of 4 which is 'good'. The proposal is for 249 dwellingscomprising 3 studios, 92 one bedroom, 130 two bedroom and 24 three bedroom units. Thetotal parking provision including some on the street is 151 including 20 disabled bays.

The Council's Highways Officer has reviewed the details submitted with the application and


7.11

7.12

7.13

7.14

7.15

7.16

Urban design, access and security

Disabled access

Provision of affordable & special needs housing

Trees, landscaping and Ecology

Sustainable waste management

Renewable energy / Sustainability

raised no objection to the proposals subject to the attachment of a condition requiring detailsof parking allocation. As such the proposed details are considered acceptable.

In accordance with the requirements of the outline planning permission, the development willachieve Code for Sustainable Homes Level 4, Lifetime Homes, and will include securitymeasures to achieve the 'Secured by Design' accreditation.

The Council's Access Officer has reviewed the details submitted with the application andfollowing a request for further information, which has been provided, has raised noobjections to the proposals.

The S106 which supported the original outline consent required a provision of 15% of theresidential units across the site to be affordable. Affordable housing for this phase of thedevelopment will be provided within Block D with 17% of the total number of dwellings to beaffordable.

The overall level of affordable housing to be provided is slightly higher than that required inthe S106 Agreement. However the applicant has indicated that overall 15% will be providedbetween this site, Phase 4 and Phase 5 (south).

As such the affordable housing provision for the development proposed is acceptable and inaccordance with the outline consent and S106.

The Council's Landscape Officer has reviewed the details submitted with the application andfollowing a request for further information, which has been provided, has raised noobjections to the proposals.

A Waste Management Strategy has been developed to reflect the Council's wastemanagement policy requirements.

Waste and recycling stores are located adjacent to each circulation core at the lower groundfloor level. Residents will be able to take their refuse directly from their homes down to thelowest level using the stairs or lift. The stores are suitably sized for each location to holdgeneral refuse, dry recyclables and food waste. The provision is:Block A general waste 13000ltr; recycling 2600ltr Block B general waste 10800ltr; recycling 2000ltr Block C general waste 8000ltr; recycling 1600ltrBlock D general waste 6200ltr; recycling 1200ltr

On collection days the bins will be moved to the central collection point at ground floor levelnext to the car park entrance, which is within 10m of the waste vehicle setting down point.

The Council's Waste Strategy Officer has been consulted on the application and raised noobjections to the proposal.

The housing development has been designed to achieve Code for Sustainable Homes Level4 and in accordance with recent developments in GLA policy, the building is targeting a 19%reduction in CO² emissions over and above current building regulations, 25% over andabove 2010 regulations.


7.17

7.18

7.19

7.20

7.21

7.22

Flooding or Drainage Issues

Noise or Air Quality Issues

Comments on Public Consultations

Planning obligations

Expediency of enforcement action

Other Issues

On site renewable energy will be generated through photovoltaic panels set on the roof inorder to achieve the above targeted betterment. The current design includes for theinstallation of highly efficient modular gas fired boiler plant located in the basement, servingheat interface units in each apartment but is designed to be able to link up to a future districtheating network.

In accordance with the requirements of the outline planning permission, the development willaccord with the Energy Strategy agreed at outline stage. The proposed details are thereforedeemed acceptable.

The Council's Sustainability Officer has been consulted on the application and raised noobjections to the proposal.

Permeable paving and rain gardens are proposed along the original line of the swalesincluded in the original drainage strategy. The Council's Flood and Water ManagementOfficer has reviewed the details submitted with the application and has raised no objectionsto the proposals, subject to the detail of the drainage and surface water control for this areabeing provided.

A Condition was attached to both the outline consent and the s73 application to amend thelayout of the Town Centre Extension that required details of the Drainage Strategy to beapproved by the Council. Therefore drainage details will be resolved at this stage.

NOISE

The noise assessment provided as part of the outline consent raised no issues with regardto noise and EPU have raised no objections to the proposals

AIR QUALITY

The air quality report provided as part of the outline consent raised no issues with regard toAir Quality and EPU have raised no objections to the proposals.

No public consultation responses were received.

The planning obligations for the development of the site were secured as part of the OutlinePlanning Permission and the following s73 application.

Not applicable to this application

None

8. Observations of the Borough Solicitor

GeneralMembers must determine planning applications having due regard to the provisions of thedevelopment plan so far as material to the application, any local finance considerations sofar as material to the application, and to any other material considerations (including regionaland national policy and guidance). Members must also determine applications in accordance


with all relevant primary and secondary legislation. Material considerations are those which are relevant to regulating the development and useof land in the public interest. The considerations must fairly and reasonably relate to theapplication concerned. Members should also ensure that their involvement in the determination of planningapplications adheres to the Members Code of Conduct as adopted by Full Council and alsothe guidance contained in Probity in Planning, 2009. Planning ConditionsMembers may decide to grant planning consent subject to conditions. Planning consentshould not be refused where planning conditions can overcome a reason for refusal.Planning conditions should only be imposed where Members are satisfied that imposing theconditions are necessary, relevant to planning, relevant to the development to be permitted,enforceable, precise and reasonable in all other respects. Where conditions are imposed,the Council is required to provide full reasons for imposing those conditions. Planning ObligationsMembers must be satisfied that any planning obligations to be secured by way of anagreement or undertaking pursuant to Section 106 of the Town and Country Planning Act1990 are necessary to make the development acceptable in planning terms. The obligationsmust be directly related to the development and fairly and reasonably related to the scaleand kind to the development (Regulation 122 of Community Infrastructure Levy 2010). Equalities and Human RightsSection 149 of the Equalities Act 2010, requires the Council, in considering planningapplications to have due regard to the need to eliminate discrimination, advance equality ofopportunities and foster good relations between people who have different protectedcharacteristics. The protected characteristics are age, disability, gender reassignment,pregnancy and maternity, race, religion or belief, sex and sexual orientation.

The requirement to have due regard to the above goals means that members shouldconsider whether persons with particular protected characteristics would be affected by aproposal when compared to persons who do not share that protected characteristic. Whereequalities issues arise, members should weigh up the equalities impact of the proposalsagainst the other material considerations relating to the planning application. Equalitiesimpacts are not necessarily decisive, but the objective of advancing equalities must be takeninto account in weighing up the merits of an application. The weight to be given to anyequalities issues is a matter for the decision maker to determine in all of the circumstances.

Members should also consider whether a planning decision would affect human rights, inparticular the right to a fair hearing, the right to respect for private and family life, theprotection of property and the prohibition of discrimination. Any decision must beproportionate and achieve a fair balance between private interests and the public interest.

9. Observations of the Director of Finance

None

10. CONCLUSION

The application seeks to discharge the reserved matters relating to Layout, Scale,


Appearance and Landscaping for 249 residential units within the Town Centre Extension ofthe St Andrew's Park development.

The application site forms part of St Andrews Park (the former RAF Uxbridge Site), for whichoutline consent was granted under application reference 585/APP/2009/2752 for aresidential led, mixed-use development. The Reserved Matters application relates to atriangular plot of land, located in the eastern area of the Town Centre Extension Phase ofthe St Andrews Park Site.

The proposed development has been designed in accordance with the parameter plans anddesign code, which were approved at outline stage and the Section 73 application for theTown Centre Extension Phase of the St Andrew's Park development. The design andappearance of the buildings are considered to have a positive impact on the visual amenitiesof the surrounding area.

The overall development will provide a significant number of residential units in accordancewith the outline consent, therefore, the application is recommended for approval.

11. Reference Documents

Hillingdon Local Plan: Part 1 - Strategic Policies (November 2012)Hillingdon Local Plan: Part 2 - Saved UDP Policies (November 2012)London Plan (March 2015)National Planning Policy FrameworkHillingdon Supplementary Planning Document - Residential LayoutsHillingdon Supplementary Planning Document - Residential ExtensionsHillingdon Supplementary Planning Document - Accessible HillingdonHillingdon Supplementary Planning Document - NoiseHillingdon Supplementary Planning Guidance - Air QualityHillingdon Supplementary Planning Guidance - Community Safety by DesignHillingdon Supplementary Planning Guidance - Land Contamination

Ed Laughton 01895 250230Contact Officer: Telephone No: